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Please Note: The print version will be
available Summer 2002
An Adobe Acrobat PDF version of this guidance will soon be
available. This Guide provides information and guidance for
homeowners and renters on how to clean up residential mold
problems and how to prevent mold growth.
Mold
Basics
The key to mold control is moisture control.
If mold is a problem in your home, you should clean up the
mold promptly and fix the water problem.
It is important to dry water-damaged areas and items within
24-48 hours to prevent mold growth.
Why
is mold growing in my home?
Molds are part of the natural environment. Outdoors, molds
play a part in nature by breaking down dead organic matter
such as fallen leaves and dead trees, but indoors, mold growth
should be avoided. Molds reproduce by means of tiny spores;
the spores are invisible to the naked eye and float through
outdoor and indoor air. Mold may begin growing indoors when
mold spores land on surfaces that are wet. There are many
types of mold, and none of them will grow without water or
moisture.
Can
mold cause health problems?
Molds are usually not a problem indoors, unless mold spores
land on a wet or damp spot and begin growing. Molds have the
potential to cause health problems. Molds produce allergens
(substances that can cause allergic reactions), irritants,
and in some cases, potentially toxic substances (mycotoxins).
Inhaling or touching mold or mold spores may cause allergic
reactions in sensitive individuals. Allergic responses include
hay fever-type symptoms, such as sneezing, runny nose, red
eyes, and skin rash (dermatitis). Allergic reactions to mold
are common. They can be immediate or delayed. Molds can also
cause asthma attacks in people with asthma who are allergic
to mold. In addition, mold exposure can irritate the eyes,
skin, nose, throat, and lungs of both mold-allergic and non-allergic
people. Symptoms other than the allergic and irritant types
are not commonly reported as a result of inhaling mold. Research
on mold and health effects is ongoing. This brochure provides
a brief overview; it does not describe all potential health
effects related to mold exposure. For more detailed information
consult a health professional. You may also wish to consult
your state or local health department.
How
do I get rid of mold?
It is impossible to get rid of all mold and mold spores indoors;
some mold spores will be found floating through the air and
in house dust. The mold spores will not grow if moisture is
not present. Indoor mold growth can and should be prevented
or controlled by controlling moisture indoors. If there is
mold growth in your home, you must clean up the mold and fix
the water problem. If you clean up the mold, but don't fix
the water problem, then, most likely, the mold problem will
come back.
Molds can gradually destroy the things they grow on. You can
prevent damage to your home and furnishings, save money, and
avoid potential health problems by controlling moisture and
eliminating mold growth.
Mold
Cleanup
If you already have a mold problem - ACT QUICKLY. Mold damages
what it grows on. The longer it grows, the more damage it
can cause.
Who
should do the cleanup?
Who should do the cleanup depends on a number of factors.
One consideration is the size of the mold problem. If the
moldy area is less than about 10 square feet (less than roughly
a 3 ft. by 3 ft. patch), in most cases, you can handle the
job yourself, following the guidelines below. However:
If there has been a lot of water damage, and/or mold growth
covers more than 10 square feet, consult the U.S. Environmental
Protection Agency (EPA) guide: Mold Remediation in Schools
and Commercial Buildings. Although focused on schools and
commercial buildings, this document is applicable to other
building types. It is available free by calling the EPA Indoor
Air Quality Information Clearinghouse at (800) 438-4318, or
on the Internet at epa.gov/iaq/molds/mold_remediation.html.
If you choose to hire a contractor (or other professional
service provider) to do the cleanup, make sure the contractor
has experience cleaning up mold. Check references and ask
the contractor to follow the recommendations in EPA's Mold
Remediation in Schools and Commercial Buildings, the guidelines
of the American Conference of Governmental Industrial Hygenists
(ACGIH), or other guidelines from professional or government
organizations.
If you suspect that the heating/ventilation/air conditioning
(HVAC) system may be contaminated with mold (it is part of
an identified moisture problem, for instance, or there is
mold near the intake to the system), consult EPA's guide Should
You Have the Air Ducts in Your Home Cleaned? before taking
further action. Do not run the HVAC system if you know or
suspect that it is contaminated with mold - it could spread
mold throughout the building. Visit epa.gov/iaq/pubs/airduct.html,
or call (800) 438-4318 for a free copy.
If the water and/or mold damage was caused by sewage or other
contaminated water, then call in a professional who has experience
cleaning and fixing buildings damaged by contaminated water.
If you have health concerns, consult a health professional
before starting cleanup.
Mold
Cleanup Guidelines
The tips and techniques presented in this section will help
you clean up your mold problem. Professional cleaners or remediators
may use methods not covered in this publication. Please note
that mold may cause staining and cosmetic damage. It may not
be possible to clean an item so that its original appearance
is restored.
Scrub mold off hard surfaces with detergent and water, and
dry completely.
Fix plumbing leaks and other water problems as soon as possible.
Dry all items completely.
Absorbent or porous materials, such as ceiling tiles and carpet,
may have to be thrown away if they become moldy. Mold can
grow on or fill in the empty spaces and crevices of porous
materials, so the mold may be difficult or impossible to remove
completely.
Avoid exposing yourself or others to mold (see discussions:
What to Wear When Cleaning Moldy Areas and Hidden Mold).
Do not paint or caulk moldy surfaces. Clean up the mold and
dry the surfaces before painting. Paint applied over moldy
surfaces is likely to peel.
If you are unsure about how to clean an item, or if the item
is expensive or of sentimental value, you may wish to consult
a specialist. Specialists in furniture repair, restoration,
painting, art restoration and conservation, carpet and rug
cleaning, water damage, and fire or water restoration are
commonly listed in phone books. Be sure to ask for and check
references. Look for specialists who are affiliated with professional
organizations.
Bathroom Tip
- Places that are often or always damp can be hard to maintain
completely free of mold. If there's some mold in the shower
or elsewhere in the bathroom that seems to reappear, increasing
the ventilation (running a fan or opening a window) and cleaning
more frequently will usually prevent mold from recurring,
or at least keep the mold to a minimum.
What
to Wear When Cleaning Moldy Areas
It is important to take precautions to limit your exposure
to mold and mold spores.
Avoid breathing in mold or mold spores. In order to limit
your exposure to airborne mold, you may want to wear an N-95
respirator, available at many hardware stores and from companies
that advertise on the Internet. (They cost about $12 to $25.)
Some N-95 respirators resemble a paper dust mask with a nozzle
on the front, others are made primarily of plastic or rubber
and have removable cartridges that trap most of the mold spores
from entering. In order to be effective, the respirator or
mask must fit properly, so carefully follow the instructions
supplied with the respirator. Please note that the Occupational
Safety and Health Administration (OSHA) requires that respirators
fit properly (fit testing) when used in an occupational setting;
consult OSHA for more information (800-321-OSHA or osha.gov/
).
Wear gloves. Long gloves that extend to the middle of the
forearm are recommended. When working with water and a mild
detergent, ordinary household rubber gloves may be used. If
you are using a disinfectant, a biocide such as chlorine bleach,
or a strong cleaning solution, you should select gloves made
from natural rubber, neoprene, nitrile, polyurethane, or PVC
(see Cleanup and Biocides). Avoid touching mold or moldy items
with your bare hands.
Wear goggles. Goggles that do not have ventilation holes are
recommended. Avoid getting mold or mold spores in your eyes.
How
Do I Know When the Remediation or Cleanup is Finished?
You must have completely fixed the water or moisture problem
before the cleanup or remediation can be considered finished.
You should have completed mold removal. Visible mold and moldy
odors should not be present. Please note that mold may cause
staining and cosmetic damage.
You should have revisited the site(s) shortly after cleanup
and it should show no signs of water damage or mold growth.
People should have been able to occupy or re-occupy the area
without health complaints or physical symptoms.
Ultimately, this is a judgment call; there is no easy answer.
If you have concerns or questions call the EPA Indoor Air
Quality Information Clearinghouse at (800) 438-4318.
Moisture Control is the Key to Mold Control!
Moisture
and Mold Prevention and Control Tips
Moisture control is the key to mold control, so when water
leaks or spills occur indoors - ACT QUICKLY. If wet or damp
materials or areas are dried 24-48 hours after a leak or spill
happens, in most cases mold will not grow.
Clean and repair roof gutters regularly.
Make sure the ground slopes away from the building foundation,
so that water does not enter or collect around the foundation.
Keep air conditioning drip pans clean and the drain lines
unobstructed and flowing properly.
Keep indoor humidity low. If possible, keep indoor humidity
below 60 percent (ideally between 30 and 50 percent) relative
humidity. Relative humidity can be measured with a moisture
or humidity meter, a small, inexpensive ($10-$50) instrument
available at many hardware stores.
Actions
that will help to reduce humidity:
Vent appliances that produce moisture, such as clothes dryers,
stoves, and kerosene heaters to the outside where possible.
(Combustion appliances such as stoves and kerosene heaters
produce water vapor and will increase the humidity unless
vented to the outside.)
Use air conditioners and/or de-humidifiers when needed.
Run the bathroom fan or open the window when showering. Use
exhaust fans or open windows whenever cooking, running the
dishwasher or dishwashing, etc.
If you see condensation or moisture collecting on windows,
walls or pipes ACT QUICKLY to dry the wet surface and reduce
the moisture/water source. Condensation can be a sign of high
humidity.
Actions
that will help prevent condensation:
Reduce the humidity (see above).
Increase ventilation or air movement by opening doors and/or
windows, when practical. Use fans as needed.
Cover cold surfaces, such as cold water pipes, with insulation.
Increase air temperature.
Renters: Report all plumbing leaks and moisture problems immediately
to your building owner, manager, or superintendent. In cases
where persistent water problems are not addressed, you may
want to contact local, state, or federal health or housing
authorities.
Testing
or Sampling for Mold
Is sampling for mold needed? In most cases, if visible mold
growth is present, sampling is unnecessary. Since no EPA or
other federal limits have been set for mold or mold spores,
sampling cannot be used to check a building's compliance with
federal mold standards. Surface sampling may be useful to
determine if an area has been adequately cleaned or remediated.
Sampling for mold should be conducted by professionals who
have specific experience in designing mold sampling protocols,
sampling methods, and interpreting results. Sample analysis
should follow analytical methods recommended by the American
Industrial Hygiene Association (AIHA), the American Conference
of Governmental Industrial Hygienists (ACGIH), or other professional
organizations.
Hidden
Mold
You may suspect hidden mold if a building smells moldy, but
you cannot see the source, or if you know there has been water
damage and residents are reporting health problems. Mold may
be hidden in places such as the back side of dry wall, wallpaper,
or paneling, the top side of ceiling tiles, the underside
of carpets and pads, etc. Other possible locations of hidden
mold include areas inside walls around pipes (with leaking
or condensing pipes), the surface of walls behind furniture
(where condensation forms), inside ductwork, and in roof materials
above ceiling tiles (due to roof leaks or insufficient insulation).
Investigating hidden mold problems may be difficult and will
require caution when the investigation involves disturbing
potential sites of mold growth. For example, removal of wallpaper
can lead to a massive release of spores if there is mold growing
on the underside of the paper. If you believe that you may
have a hidden mold problem, consider hiring an experienced
professional.
Cleanup
and Biocides
Biocides are substances that can destroy living organisms.
The use of a chemical or biocide that kills organisms such
as mold (chlorine bleach, for example) is not recommended
as a routine practice during mold cleanup. There may be instances,
however, when professional judgment may indicate its use (for
example, when immune-compromised individuals are present).
In most cases, it is not possible or desirable to sterilize
an area; a background level of mold spores will remain - these
spores will not grow if the moisture problem has been resolved.
If you choose to use disinfectants or biocides, always ventilate
the area and exhaust the air to the outdoors. Never mix chlorine
bleach solution with other cleaning solutions or detergents
that contain ammonia because toxic fumes could be produced.
Please note: Dead mold may still cause allergic reactions
in some people, so it is not enough to simply kill the mold,
it must also be removed.
Additional
Resources
For more information on mold related issues including mold
cleanup and moisture control/condensation/humidity issues,
you can call the EPA Indoor Air Quality Information Clearinghouse
at (800) 438-4318.
EPA's
Mold Resources page - The
EPA publication, Mold Remediation in Schools and Commercial
Buildings (EPA 402-K-01-001, March 2001), is available here
in HTML and in PDF (5MB file size).
© Copyright 2009 The Miller Law Firm. All rights Reserved.
If you experience problems or have questions, contact us at Info@ConstructionDefects.com.
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